homequant
HDB · 550425

Blk 425 Serangoon Ave 1

Project page · 99-year lease from 1989

Indicative value range
S$801,309 – S$862,789
Indicative mid S$853,337 · S$8,050 psm

Based on 14 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 40113 TO 15113 sqmS$932,000S$8,248 psm×1.000S$8,248 psm
Oct 2026Blk 40110 TO 12105 sqmS$854,000S$8,133 psm×1.000S$8,133 psm
Sept 2026Blk 40704 TO 06113 sqmS$850,000S$7,522 psm×1.000S$7,522 psm
Aug 2026Blk 40710 TO 12104 sqmS$895,000S$8,606 psm×1.000S$8,606 psm
Aug 2026Blk 40307 TO 09113 sqmS$920,000S$8,142 psm×1.000S$8,142 psm
Jul 2026Blk 40101 TO 03105 sqmS$790,000S$7,524 psm×1.000S$7,524 psm
May 2026Blk 40101 TO 03105 sqmS$838,888S$7,989 psm×1.000S$7,989 psm
May 2026Blk 40304 TO 06105 sqmS$790,000S$7,524 psm×1.000S$7,524 psm
May 2026Blk 40801 TO 03105 sqmS$805,000S$7,667 psm×1.000S$7,667 psm
Mar 2026Blk 42507 TO 09105 sqmS$850,000S$8,095 psm×0.997S$8,071 psm
Mar 2026Blk 40104 TO 06105 sqmS$852,500S$8,119 psm×0.997S$8,095 psm
Feb 2026Blk 42513 TO 15113 sqmS$910,000S$8,053 psm×0.997S$8,029 psm
Jan 2026Blk 42607 TO 09105 sqmS$945,000S$9,000 psm×0.997S$8,973 psm
Nov 2025Blk 40201 TO 03105 sqmS$775,000S$7,381 psm×0.996S$7,352 psm

How accurate is this estimate for Serangoon Ave 1?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Serangoon Ave 1 since.

Median error
2.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.20% gross yield

S$44,400 of rent a year against the estimate above · 1.49 points below flats like it

Homes like this rent for about S$3,700 a month, the middle of 19 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20264034 ROOMS$3,800
Sept 20264034 ROOMS$3,800
Sept 20264034 ROOMS$3,800
Sept 20264034 ROOMS$3,200
Jul 20264014 ROOMS$4,200
May 20264264 ROOMS$4,500
May 20264024 ROOMS$3,700
Apr 20264264 ROOMS$4,500

median of 19 HDB rental approvals for 4 ROOM on Serangoon Ave 1 since 2025-10.

Buying or selling at S$853,337?

Buying: Stamp duty on S$853,337 · Cash and CPF needed on S$853,337 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$853,337.

Each opens with this figure filled in; change anything there.

Primary schools near 425 Serangoon Ave 1

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 425 · 5 ROOM · 01 TO 03 · Improved · 62 years left
129 sqmS$1,028,000S$7,969 psm
Mar 2026
Blk 425 · 4 ROOM · 07 TO 09 · Model A · 62 years left
105 sqmS$850,000S$8,095 psm
Feb 2026
Blk 425 · 4 ROOM · 13 TO 15 · Model A · 62 years left
113 sqmS$910,000S$8,053 psm
Jan 2026
Blk 425 · 5 ROOM · 10 TO 12 · Improved · 62 years left
129 sqmS$1,050,000S$8,140 psm
Sept 2025
Blk 425 · 4 ROOM · 04 TO 06 · Model A · 63 years left
106 sqmS$845,000S$7,972 psm
Jan 2025
Blk 425 · 4 ROOM · 01 TO 03 · Model A · 64 years left
106 sqmS$798,000S$7,528 psm
Aug 2024
Blk 425 · 4 ROOM · 04 TO 06 · Model A · 64 years left
106 sqmS$818,000S$7,717 psm
Jun 2024
Blk 425 · 5 ROOM · 07 TO 09 · Improved · 64 years left
121 sqmS$976,000S$8,066 psm
Apr 2024
Blk 425 · 5 ROOM · 01 TO 03 · Improved · 64 years left
121 sqmS$880,000S$7,273 psm
Jan 2024
Blk 425 · 5 ROOM · 07 TO 09 · Improved · 65 years left
123 sqmS$921,000S$7,488 psm
Dec 2023
Blk 425 · 4 ROOM · 10 TO 12 · Model A · 65 years left
105 sqmS$788,000S$7,505 psm
Apr 2023
Blk 425 · 4 ROOM · 04 TO 06 · Model A · 65 years left
104 sqmS$751,000S$7,221 psm
Jan 2023
Blk 425 · 4 ROOM · 10 TO 12 · Model A · 66 years left
113 sqmS$798,000S$7,062 psm
Oct 2022
Blk 425 · 5 ROOM · 01 TO 03 · Improved · 66 years left
129 sqmS$830,000S$6,434 psm
Oct 2022
Blk 425 · 4 ROOM · 07 TO 09 · Model A · 66 years left
106 sqmS$755,000S$7,123 psm
May 2022
Blk 425 · 4 ROOM · 10 TO 12 · Model A · 66 years left
113 sqmS$740,000S$6,549 psm
Oct 2021
Blk 425 · 5 ROOM · 01 TO 03 · Improved · 67 years left
123 sqmS$700,000S$5,691 psm
See more

Showing 17 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 61 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$823,295S$908,985S$984,448S$1,001,665
10 years51 yearsS$785,915S$958,026S$1,123,698S$1,163,346
20 years41 yearsS$702,850S$1,044,399S$1,436,848S$1,540,031

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.